The 'last frontier' of Miami Beach: North Beach, long ignored by developers obsessed with the hip lure of South Beach, is suddenly on the radar as developers move north

South Florida CEO, Jan, 2003 by Richard Westlund

* For much of the 1990s, Ronald Bloomberg has focused his attention on South Beach. Today, like many other real estate developers, Bloomberg is looking northward to the peaceful neighborhoods of North Beach. After decades of slumber, North Beach has been rediscovered, and more than $600 million in public- and private-sector projects are now underway.

Located between Miami Beach's 63rd Street to the south and the Town of Surfside to the north, and stretching from the Atlantic to Biscayne Bay, North Beach has about 30,000 residents who can walk or bicycle to the beach and community parks, as well as nearby hotels and shops. Among other claims to fame is Miami Beach's only stretch of oceanfront street outside of Ocean Drive -- Ocean Terrace between 73 Street and 75 Street -- and the Radisson Deauville Hotel, where both the Beatles and Frank Sinatra performed in the 1960s.

"A lot of developers within the last five years have recognized the potential of the waterfront sites and attractive neighborhoods in the North Beach area," says Bloomberg, founder and president of Centaur Realty Organization, a real estate brokerage and investment firm. "Now, there are a number of exciting new projects in an area that hasn't experienced development for a long time."

As a partner in BSG Development Corporation with architects Charles Sieger and Jose Suarez, and construction specialist Ronald Gaines, Bloomberg is helping to build 6000 Indian Creek, a 25-story condominium with 42 residences overlooking the Indian Creek Waterway on the city's "Millionaires' Row."

6000 Indian Creek hopes to distinguish itself with its glass-enclosed elliptical tower, which rises out of a reflecting pool and fountain surrounding a three-story atrium lobby. The two- and three-bedroom units, priced from $450,000, have see-through layouts complemented by floor-to-ceiling glass and wraparound terraces.

Bloomberg says about a third of the residences have already been sold to local empty-nesters and out-of-town buyers from the Northeast, Europe and Latin America. "The cutting-edge design and high-end finishes appeal to buyers," he says, "as well as our intimate building design and the larger sizes of our residences."

Architectural design is also an important drawing factor for Aqua, a $225 million planned community of 46 townhomes and 105 condominium units on Allison Island just off 63rd Street. Developer Craig Robins, president of Dacra Development Corp., has teamed up with modernist architects to create a "tropical urbanism" community with sidewalks, front porches and pocket parks. In this low- and mid-density community, homes are priced from $500,000 to $7 million.

The "last frontier"

Based on his long experience in the market, International Sales Group partner and executive vice president Craig Studnicky calls North Beach the "last frontier" of Miami Beach.

"Why is North Beach so popular with developers? The answer is that prices in South Beach have gotten so high," Studnicky says. "Now, everyone in town is taking a hard look at North Beach, because it is the only area in Miami Beach where land is reasonably affordable. In our opinion, North Beach offers tremendous opportunities for beachfront and other developments. With its location south of Bal Harbour and north of South Beach, it can't miss."

That optimistic forecast is shared by Neil Fritz, executive director of North Beach Development Corp., which is supporting myriad commercial, residential, cultural and recreational initiatives under the theme "North Beach - The Time is Now."

More than $100 million in public redevelopment projects are planned or underway, according to Fritz, including the renovation of the Byron Carlyle Theater on 71st Street into a cultural arts facility with performance space, rehearsal studios, cultural organization offices and a sidewalk cafe.

Although South Florida tourism took a downturn last year after September 11, Fritz says the pace of residential and commercial investment in North Beach has quickened. New businesses like Dolce Vita Gelato Cafe and Panna Cafe opened last June in renovated buildings. "Now, we're hoping to see the opening of a new gym, as well as new restaurants in the Normandy Village and Ocean Terrace areas," he says.

A master plan for the evolving community is available online at www.gonorthbeach.com. "This approach hasn't been done in many communities," Fritz says, "but it's an excellent way to gather input from residents, businesses and anyone else who wants to contribute their thoughts."

As part of the master plan, virtually every park in the area -- including the landmark North Shore Open Space Park on the ocean -- is in line for new landscaping, access or recreational improvements. The plan also calls for the creation of Altos del Mar Park, a new oceanfront park with renovated historic structures, and the North Beach Recreational Corridor, a continuous bicycle-pedestrian trail connecting beaches, parks, homes and commercial districts.

Meanwhile, streetscaping and traffic calming projects are planned in surrounding residential neighborhoods. The city's historic Fire Station #4 is being renovated, and the Normandy Shores Golf Course, clubhouse and community center facilities will be getting a facelift.